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Item 7BCity of Southlake Department of Planning STAFF REPORT March 24, 2004 CASE NO ZA03 -095 PROJECT: Chu Eve Associates REQUEST: On behalf of Dr. Robert Chu, Carter & Burgess, Inc. is requesting approval of a site plan. ACTION NEEDED: 1. Conduct public hearing 2. Consider site plan approval ATTACHMENTS: (A) (B) (C) (D) (E) (F) (G) Background Information Vicinity Map Plans and Support Information Site Plan Review Summary Surrounding Property Owners Map Surrounding Property Owners Responses Full Size Plans (Ibr Connin and Council Menzbersv Only) STAFF CONTACT: Dennis Killough (481 -2073) Bruce Payne (481 -2036) Case No. ZA03 -095 BACKGROUND INFORMATION OWNER: Dr. Robert Chu APPLICANT: Carter & Burgess, Inc. PURPOSE: The purpose of this request is to receive approval of a site plan for the construction of a retail eyewear store. PROPERTY SITUATION: 201 Bank Street; the property is located on the southeast corner of E. Southlake Blvd and Bank St. LEGAL DESCRIPTION: Lot 12R, Block A, Southlake Bank Place Addition LAND USE CATEGORY: Retail Commerical CURRENT ZONING: "C -3" General Commercial District HISTORY: -A final plat for Southlake Bank Place Addition was approved by City Council on March 20, 1984. -City Council place the "C -3" zoning district on this property with adoption of Zoning Ordinance No. 480 on September 19, 1989. -A plat revision of Lots 11 & 12 was approved by the City Council on August 21, 2001. TRANSPORTATION ASSESSMENT: Master- Thoroumhfar-e Plan The Master Thoroughfare Plan recommends Southlake Boulevard to have 130 feet of right -of -way. Adequate right -of -way exists for this roadway. Existin- Area Road Network and Conditions The proposed site will have one (1) full- access drive directly onto E. Southlake Boulevard (F.M. 1709) and one (1) full- access drive directly onto Bank St. The drive on E. Southlake Blvd currently exists and will be a shared drive with the daycare center to the east. A drive currently exists on Bank St but will be relocated further south. E. Southlake Boulevard is a 5 -lane, undivided thoroughfare with a continuous, two -way, center left -turn lane. The roadway will ultimately be widened to a 7 -lane roadway. Bank Street is a local level cul -de -sac only serving the existing uses on the roadway. Case No. Attachment A ZA03 -095 Page 1 May , 2003 traffic counts on E. Southlake Blvd (between SH 114 & Kimball Ave 24hr West Bound (WB) (20,221) East Bound (EB) (19,702) WB Peak A.M. (1,252) 11 — 12 a.m. Peak P.M. (1,666) 5 — 6 p.m. EB Peak A.M. (1,446) 7 — 8 a.m. Peak P.M. (1,352) 1 — 2 p.m. PATHWAYS MASTER PLAN: Traffic Impact Use Sq. Ft. Vtpd* AM- IN AM- OUT PM- IN PM_ OUT Retail Eyewear Sales 3,551 144 n/a n/a 4 5 Office 1,000 36 2 0 1 3 Total 4,551 180 2 0 5 8 *Vehicle Trips Per Day "The AM /PM times represent the potential number of vehicle trips generated during the peak travel times on Southlake Boulevard. The Southlake Pathways Master Plan does not recommend any trail or sidewalk improvements on or adjacent to this property. WATER & SEWER: A 12 inch water line exists along the south side of E. Southlake Blvd. A 6 inch water line exists along the east side of Bank St. A 6 inch sanitary sewer line exists along the south side of E. Southlake Blvd and on the west side of Bank St. TREE PRESERVATION: The Landscape Administrator has no comments for this project. No trees are existing on the property. P &Z ACTION: March 4, 2004; Approved (6 -0) subject to Site Plan Review Summary No. 3, dated February 27, 2004; granting the requested variances for driveway stacking, pitched roof, and 10% reduction in parking. STAFF COMMENTS: Attached is Site Plan Review Summary No. 3, dated February 27, 2004. The following variances are being requested: • Driveway Stacking - The minimum stacking required for this site is 28 feet. The applicant is providing approximately 10 feet of stacking for the drive on Bank St. • Pitched Roof — A pitched roof is required on all structures having a 6,000 square feet or less footprint. The applicant is proposing a 4,551 square foot building using a flat roof with parapet walls. Parking - A total of 26 spaces are required for this site based on the proposed retail and medical office use. The applicant is providing a total of 24 spaces. Case No. Attachment A ZA03 -095 Page 2 Vicinity Map Chu Eye Associates 1000 0 1000 2000 3000 Feet N E 5 Case No. ZA03 -095 Attachment B Page 1 o SUMMARY CHART- INTERIOR LANDSCAPE SUMMARY CHART BUFFER YARDS MOTE: HO ........ ... Si7r DATA SUMMARY LOT 1 213 T1 } I � e ms. S�Se ° ' W II x K VICINITY MAP CHU EYE 88111CIATIE I w < -- T (K 40 z - - - - - - - - - - - - - - - - - - - UU< 0 F uj ot t (a C-,J LEGEND R=Ti CD T cic P 4 Tom r;om sum, ddd —E. O./3./01 V 0}]u]N ,BANK PUtt .."Faw —m ... .— — "" " E— c. OF —7".. 1— ..H. ILW I", TM_T I- .l.l. T� (6" 1 293-54a. ­U7) .11-- L- CA M ------------- cza C� 4ms 1 0 om CXX c: —1 gym rnm nj C) m m cn , (nrn 0 < > AO -40 ci Mz NOUVAR13 ISSM • � • ����_. LIIIIi� I � I iI � R , la � ��� I �� 11 FA S a Ni NQI.LV'/\312 NOI.LV/\M-IM Carter. - Burgess February 12, 2004 City of Southlake Planning Department 1400 Main Street, Suite 310 Southlake, Texas 76092 RE: Chu Eye Associates City case number, ZA03 -095 Dear Sir /Madam; 777 Main Street,, Floor 29 Fort Worth, Texas 76102 P.O. Box 901082 Fort Worth, Texas 76101 -2082 Phone: 817.222.8500 Fax 817.222.8550 w W.c -h.com We hereby request a variance for the above referenced project. The relief we are requesting is from the required minimum number of parking spaces. The Zoning Ordinance requires a minimum of twenty -six (26) parking spaces. As currently designed the site will only have twenty -four, two below the required number of parking spaces. My understanding is that the ordinance allows a reduction up to 10% in the required number of parking spaces for properties within the Corridor Overlay Zone, if approved by the City Council. We are requesting approval by the council for such a parking reduction on this site. As you will note in reviewing the drawings, this is a very small and narrow site with many encumbrances or easements. The building size and use is in close balance with the parking; a reduction in the building, large enough to gain additional parking spaces would reduce the parking requirement well below what we are now providing. And then the building would be far less useful for a viable business. Thank you for your consideration. Sincerely, CARTER & BURGESS, INC. T k A. Romigh, A.I.A. Applicant for the Owner RECD F E 1 s 2004 JAR/RE Corter�rfflc ?s, Inc. Carter & Burgess Architects /Engineers, Inc. Carter & Burgess Consultants, Inc. C&B Architects /Engineers, Inc. cc: P.C. C &B Nevada, Inc. Nixon & Laird Architects /Engineers, PC. Case No. Attachment C ZA03 -095 Page 3 Carter: January 13, 2004 City of Southlake Planning Department 1400 Main Street, Suite 310 Southlake. Texas 76092 RE= Chu Eye Associates City case dumber, ZA03 -095 Dear SlrtMadam; 777 A%in vtrebl �O $Ox'441455 Forl'Nor!h, Ta"w 7$i0' 1 -5059 Pb,,: 917.735.6x,00 Fax E 17.735.61 48 4 W e hereby request a vadance for the above referenced project. The relief we are requesting i8 from the "minirm m driv y tbrost depth for stacking" at the proposed &Vewway on Peak Street. The Zoning Ordinance required minirnum depth of 28 fee# would ellminate three (3) parking spaces. is currently designed the sate has only the required number of parking spaces. Since the okwer would rather have as marry parking spaces as possible, we prefer relief from the stacking re luirerneM instead of the paddng. As you uviA note in reviewing the drawiirrgs, this is a very small site with many encumbrances or easements. In addition, Bank SU•eet is not vary deep and not very busy. The parking area being served by the driveway is not vefy Large, although parking from the front lot and the in ghboring lest could use this driveway. Thank you for your consideration. Sincerely, CARTER & BU$I�3E5IC A. Romigh, A.L.A. cant for the Owner .!f•,NRE RECD JAN 12. 2004 Carter qFO"O, Irc _crl.r �, &igoo krchiwtr*'Ergh�rs, Inc. Cvew & Burgzu 03nw. a s. w8B ArJ 1ne cc: * in-r7, RC, CU F'�da, Inc. N x. $'gird Archihn -s = ngineers. hr. Case No. Attachment C ZA03 -095 Page 4 Carter- =Burgess February 12, 2004 City of Southlake Planning Department 1400 Main Street, Suite 310 Southlake, Texas 76092 RE: Chu Eye Associates City case number, ZA03 -095 Dear SirlMadam; 777 Main Street, Floor 29 Fort Worth, Texas 76102 P.O. Box 901082 Fort Worth, Texas 76101 2082 Phone: 817.222.8500 Fax: 817.222.8550 ww b.com We hereby request a variance for the above referenced project. The relief we are requesting is from the pitched roof requirements. The Zoning Ordinance (Overlay Corridor) requires a pitched roof for buildings that are less than 6,000 square feet. As the ordinance defines a pitched roof, the building roof system must have two or more slopes. While this building does have sloped roofs on each side, the roof is designed to conceal a flat roof and the mechanical units that will be placed on the roof. My understanding is that this does not quite meet the intent of the ordinance. Therefore we are requesting approval to construct the building with the roof structure as shown in these concept elevations. As you will note in reviewing the drawings, this is a very small and narrow site with many encumbrances or easements. Because the site is so tight, the south facade of the building is actually segmented to follow the curve of the road and setback lines. The site also has a trapezoid shape. Both of these elements create a building that has only two right angles; but it does optimize the site and demands a more interesting architectural design. A fully pitched roof would require something more squared -up, negatively impact the design, and require placing the air conditioning units on grade. I do not think that is in the best interests of the owner nor of the City of Southlake. Thank you for your consideration. Sincerely, CARTER & BURGESS, INC. T ck A. Romigh, A.I A. Applicant for the Owner cc: Correspondence RECD F F B 16 2004 C:Uocuments and SettingslEscobarRM \Local Settings\Temporary Internet Files10LKMet003_vadance.doc Carter & Burgess, Inc. Carter & Burgess Architects /Engineers, Inc. Carter & Burgess Consultants, Inc C &B Architects /Engineers, Inc. C &B Architects /Engineers, P.C. CM Nevada, Inc Nixon & Laird Architects /Engineers, P.C. Case No. ZA03 -095 Attachment C Page 5 SITE PLAN REVIEW SUMMARY Case No.: ZA03 -095 Review No.: Three Date of Review: 02/27/04 Project Name: Site Plan — Chu Eye Associates APPLICANT: Dr. Robert Chu 4631 S. Hulen Road Fort Worth, TX Phone: (817) 346 -7077 Fax: (817) 346 -6998 ARCHITECT: Carter & Burgess, Inc. Jack Romigh 777 Main Street, 29 Floor Fort Worth, TX 76102 Phone: (817) 222 -8500 Fax: (817) 222 -8550 CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 02/17/04 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF SITE PLAN APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS ORNEED FURTHER CLARIFICATION, PLEASE CONTACT BEN BRYNER AT (817) 481 -2086. General Development Standards Applies Comments Corridor Overlay Regulations Y See Comment No. 2 Residential Adjacency N N/A Building Articulation Y Complies Masonry Standards Y Complies Impervious Coverage Y Complies Bufferyards Y Complies Interior Landscape Y Complies Driveways Y See Comment No. 1 Lighting Y Must comply with Outdoor Lighting Ordinance No. 693 -B The following changes are needed with regard to driveways ingressing and egressing the site according to the Driveway Ordinance No. 634: a) Provide the minimum driveway throat depths for stacking. The minimum stacking depth permitted is equal to the bufferyard width plus 18 feet or 28 feet, whichever is greater. (A variance has been requested.) b) Provide the distance to the centerline of the next off -site driveway from the centerline of each proposed on -site driveway. 2. Provide a pitched roof as part of the proposed building. A pitched roof is required on all structures having a 6,000 square feet or less footprint. (A variance has been requested.) Case No. Attachment D ZA03 -095 Page 1 3. The following changes are needed with regard to parking: a) Correct the number of parking spaces provided to 24 spaces. b) Provide the required number of parking spaces on the site. A total of 26 spaces are required for this site based on the proposed retail and medical office use. The applicant is providing a total of 24 spaces. (A variance has been requested.) 4. Correct the minimum curb radii dimensions adjacent to the fire lane. A minimum 30' interior curb radius is required adjacent to the drive entrance on Bank Street. A plat revision is required in order to abandon the existing common access easement connecting to Bank Street and relocate it to the south. INFORMATIONAL COMMENTS * The proposed site does not exceed the maximum permitted impervious coverage area percentage of 75% for the "C -3" Zoning District. The impervious coverage area percentage of this site is 72 %. * No review of proposed signs is intended with this site plan. A separate building permit is required prior to construction of any signs. * It appears that this property lies within the 65 LDN D/FW Regional Airport Overlay Zone and will require construction standards that meet requirements of the Airport Compatible Land Use Zoning Ordinance No. 479. * The applicant should be aware that prior to issuance of a building permit a fully corrected site plan, landscape plan, irrigation plan, and building plans, must be submitted for approval and all required fees must be paid. This may include but not be limited to the following fees: Park Fee, Perimeter Street Fee, Water & Sewer Impact and Tap Fees, and related Permit Fees. * A letter of permission from the adjacent property owner(s) on the east must be obtained prior to issuance of a building permit for the reconstruction of the off -site pavement. * Please be aware that any change of tenant /owners with a request for a new C.O. will require that all parking areas meet the "all weather surface" requirement in the zoning ordinance and all fire lanes shall be per the Fire Department's requirements. Case No. Attachment D ZA03 -095 Page 2 Articulation Evaluation No.l Case W. ZA 03- 095 jDat a of Eval uat i on: 02/ 27/ 04 EI evat i ons for Chu Eye Associates Recei ved: 04/ 17/ 04 Front - facing: North V%l I ht . 16 Hor i zont al art i cul at i on IVer t i cal art i cul at i on Re ui red Pr ovi ded Del t a Cka y? Re ui red Pr ovi ded Del t a Cka x ? Mhx. wal I I en qt h 48 28 -42 Yes 48 44 -8 0 /1 Yes • n. art i c. of f se 2 2 0°/ Yes 2 8 300°/ Yes • n. art i c. I en 9t 7 16 129°/ Yes 11 16 45°/ Yes Rear - facing South JVIAI I ht . d N A Hor i zont al art i cul at i on Vert i cal art i cul at i on Re ui red Pr ovi ded Del t a Cka y? Re ui red Pr ovi ded Del t a Cka x 1 l ? Mhx. wa1 I I en t h 0 Yes 0 Yes • n. art i c. of f s ei 0 Yes 0 Yes • n. art i c. I en t I I Yes I Yes Right - facing: West IM I ht . d 16 Hor i zont al art i cul at i on IVer t i cal art i cul at i on Re ui red Pr ovi ded Del t a Cka y? Re ui red Pr ovi ded Del t a Cka x ? Mhx. wa1 I I en t h 48 48 0°/ Yes 48 48 0°/ Yes • n. art i c. of f se 2 2 0°/ Yes 2 8 300°/ Yes • n. art i c. I en t 12 12 0°/ Yes 12 12 0°/ Yes Left - facing: East JVAI I ht . 16 Hor i zont al art i cul at i on Vert i cal art i cul at i on Re ui red I Pr ovi ded Del t a Cka y? Re ui red Pr ovi ded Del t a Cka y? Max. wal I I en t h 48 33 - 31 °/ Yes 48 33 - 31 °/ Yes M n. ar t i c. of f se 2 2 0°/ Yes 2 8 300°/ Yes M n. art i c. I en t 8 10 25°/ Yes 1 8 10 25°/ Yes Case No. ZA03 -095 Attachment D Page 3 Surrounding Property Owners Chu Eye Associates �I.PKE` Owner Zoning Land Use Acreag 1. Ram Interests, Lp. 1 -1 Retail Commercial 0.857 2. Wyndham Properties Ltd. SP -2 Mixed Use 3.451 3. Wyndham Properties Ltd. SP -1 Mixed Use 1.090 4. Kc Development Corp. C -3 Retail Commercial 1.128 5. Texas National Bank Southlake C -3 Retail Commercial 2.063 6. Vincent, Charles & Kathy C -3 Retail Commercial 1.490 7. Southlake Campus Inc. C -3 Retail Commercial 4.987 8. Pack, Randy 1 -1 Retail Commercial 3.408 9. Robert, Lena C -3 Retail Commercial 0.491 Case No. Attachment E ZA03 -095 Page 1 Surrounding Property Owner Responses Chu Eye Associates Notices Sent: Eight (8) Responses: None (0) Case No. ZA03 -095 Attachment F Page 1